South Florida Building & Renovation FAQ

Starting construction before there is a clear design and a real budget. Homeowners sign a contract based on a rough estimate, then spend the job fighting over change orders they didn't see coming. Before you call a contractor, be able to answer three questions: what exactly are you building, what does "done" look like, and what is the budget, including a contingency?

Most work beyond cosmetic finishes needs a permit from your city or county building department. That includes structural changes, additions, windows and doors, roofing, electrical, plumbing and mechanical work. Unpermitted work can become your problem at resale, can complicate insurance claims, and is your liability if something goes wrong. The permit and inspection process exists to protect you.

Even for smaller projects, a few hours of professional design work usually saves more than it costs through avoided mistakes, better material choices and tighter, comparable bids. Additions and structural changes generally require drawings signed and sealed by a licensed architect or engineer for the permit.

Check the property's survey, zoning (setbacks and lot coverage), FEMA flood zone and current floor elevation, and the building value on the county property appraiser's site. In a flood zone, improvements worth more than 50% of the building value can trigger elevating the whole house. See the 50% rule →

• Zoning: setbacks, maximum lot coverage, height limits and any step-back rules.
• Flood zone: the FEMA base flood elevation and your city's required finished-floor height. New homes in many neighborhoods sit several feet above older ones.
• Drainage: you must retain stormwater on your own lot.
• Easements, utilities and HOA restrictions that limit where and what you can build.

A survey and a conversation with an architect before you close can save you from buying a lot that can't hold the house you want.

It depends on the FEMA flood map and your municipality's freeboard requirement. On Stan's three most recent homes, the new finished floors ended up 2½ to 4½ feet higher than the houses they replaced. In one Fort Lauderdale example, a 7-foot flood elevation led to a required finished floor of at least 8.4 feet. Read the example →

In design-build, one firm handles both design and construction under one contract, so the people drawing the plans are responsible for building them. In the traditional approach, you hire an architect to design and then bid the drawings out to contractors. Design-build can streamline communication and cost control; the traditional route gives you an independent professional reviewing the builder's work. Stan has practiced both as a licensed architect and general contractor.

Many South Florida codes require the building to step back one foot for every foot of height above about 22 feet, with maximum heights commonly around 35 feet. Your required flood elevation also raises the starting point of the house. Always confirm with your municipality's zoning code.

No. Florida has one statewide code, the Florida Building Code, which every city and county enforces. Municipalities may adopt local amendments, but they don't write separate codes. Zoning, on the other hand, is local and varies by city and neighborhood. Florida Building Code explained →

Zoning controls where and how much you can build: use, setbacks, lot coverage, height and parking. The building code controls how it's built: structure, wind and flood resistance, fire safety, energy and accessibility. A project has to satisfy both.

The edition in effect when your permit application is submitted. The 2023 Florida Building Code (8th Edition) took effect December 31, 2023; the 2026 (9th Edition) is expected around December 31, 2026. The code is updated every three years.

Setbacks are the required distances from your front, side and rear property lines to your building. They're set by each municipality's zoning code and often differ for pools and accessory structures. If part of your house already sits at the setback line, you can't build past it without a variance. More on setbacks →

A variance is formal permission to deviate from a zoning requirement, such as a setback. It's a separate process from the building permit, typically requiring a site plan, elevations, a survey, neighbor notices (Stan's recent projects required mailings within 500 feet), a zoning board review and a city council hearing. Plan for it to take months rather than weeks.

Not legally, unless the architect directly supervised the preparation of those drawings. In Florida, an architect may only sign and seal documents prepared under their responsible supervision. Always verify that the person designing your project holds an active license at myfloridalicense.com.

Plan on a 15–20% contingency. Renovations almost always uncover surprises behind walls, under floors or in old wiring and plumbing. The homeowners who handle surprises best are the ones who planned for them financially.

Keep deposits modest. HouseHelpPro recommends no more than about 10% up front. Under Florida law (s. 489.126, F.S.), a contractor who accepts more than 10% of the contract price as an initial payment on residential work must apply for permits within 30 days and start work within 90 days after permits are issued, unless there's just cause or you agree otherwise in writing.

Get at least three bids. The goal isn't to find the cheapest option; it's to understand the real range of cost and spot outliers in either direction. Bids are only comparable when they're based on the same drawings and specifications, which is another reason to finish the design first.

Finalize your finishes and fixtures before work starts, put the scope, materials (with brand and model numbers), schedule milestones and payment terms in writing, and hold the final payment until every punch-list item is complete. "We'll figure it out as we go" is how projects run 30% over budget.

Yes. If improvements exceed 50% of the building's value (from the property appraiser's land/building split), the whole house generally must be brought into compliance with current flood requirements. Know your numbers before you set a budget. See the 50% rule →

Roughly 170 to 175 mph, depending on the county. These are "ultimate" design wind speeds; the calculations apply factors that bring the design loads closer to what older codes required. How wind speeds changed →

The HVHZ is the area of the Florida Building Code with the strictest wind provisions, covering Miami-Dade and Broward counties. Windows, doors, shutters and roofing used there must be tested and approved for HVHZ use, typically shown by a Miami-Dade Notice of Acceptance (NOA) or Florida Product Approval.

Front doors, windows, garage doors and roof trusses. Once those openings fail, wind pressurizes the inside of the house and the damage escalates. The modern Florida Building Code was built around preventing those failures.

Often, yes. Florida insurers must offer discounts for qualifying wind-mitigation features such as impact-rated openings, roof-to-wall connections and roof covering, documented on a wind mitigation inspection form. Insurers increasingly push for impact windows and doors, outswing doors and metal roofs, which generally perform better than tile in high winds.

The evidence says yes. After Category 3 and stronger storms, University of Florida researchers study damage for the Florida Building Commission, and buildings built under the newer codes have performed very well.

Search their name or license number on the Florida DBPR site, myfloridalicense.com. Confirm the license is active, matches the person or company you're signing with, and covers the type of work. Also ask for proof of general liability and workers' compensation insurance.

• Large upfront payment demands
• No written contract, or a vague scope without materials and model numbers
• Suggesting you skip permits, or pull them as an owner-builder for work they perform
• Advice to "just work around" a structural or code issue
• A license that doesn't match the business name on the contract

A detailed scope of work, drawings and specifications, materials with brands and model numbers, a schedule with milestones, a payment schedule tied to completed work, change-order procedures, warranty terms, and the notices Florida law requires, including information about the Florida Homeowners' Construction Recovery Fund.

A recorded document that protects owners and lenders under Florida's construction lien law. In Broward County, it's required when the contract price is more than $5,000 (repairs or replacement of an existing A/C system under $15,000 are exempt). It must be recorded and posted at the job site before the first inspection.

Because the designer is the person who should catch zoning, flood and code problems before you spend money. Stan has met at least half a dozen homeowners who hired someone posing as an architect, never learned about their flood elevation or the 50% rule, and ended up with plans they couldn't build. Read the story →

It depends on the municipality. As discussed on the podcast: Southwest Ranches allows up to 1,200 sq ft on lots of an acre or more and 600 sq ft under an acre; Davie caps unattached structures at 400 sq ft; Plantation is in roughly the 400–600 sq ft range. Rules are changing, so always check the current code.

Usually not. Many municipalities, including Davie, Southwest Ranches and Plantation, don't treat a covered walkway as a connection to the house, so detached size limits still apply.

Start with your survey. An architect compares your existing footprint to your setbacks and maximum lot coverage (often around 50%) to see what's left. About half the time, the answer is that there isn't room for what the homeowner has in mind, which is far better to learn before paying for design.

Stanley Schachne, AIA is a licensed Florida architect (AR12151) and general contractor (CGC-057827) based in Fort Lauderdale, with 40+ years of experience. He holds a B.Arch from the Illinois Institute of Technology and an M.S. in Construction Management from FIU, and he is principal of Schachne Architects & Builders. Full bio →

Use the contact form. Stan reads every message and typically responds within 1–2 business days. If he can't answer your question, he'll find an expert who can.

Yes. Stan offers architecture and design-build services through flbuilders.com, plus professional services such as expert witness work representing owners' interests and construction conflict resolution. Get in touch →

South Florida, especially Fort Lauderdale and Broward County, with much of the content relevant to Miami-Dade and Palm Beach counties and to the Florida Building Code statewide.